Kugelblitz
2024-12-21 00:24:12
- #1
Hello everyone,
we are about to buy a semi-detached house built in 1970 that, apart from a 2018 gas condensing boiler system, has not been renovated so far.
After an inspection with a construction expert/energy consultant (listed on the EEE), the house (considering that nothing has been done so far) is in good condition.
I would like to get your expertise or opinion because the range of cost estimates from the construction expert/energy consultant and my research on the renovation measures differ significantly.
A few key data about the property in the Cologne/Bonn area (purchase price 300,000 EUR):
- Total living/usable area 141 sqm
- Fully basemented (storage, heating, hobby room, and laundry room)
- Ground floor (guest WC, vestibule/hallway, kitchen, and living room)
- Upper floor (bathroom, 2 children's rooms, master bedroom)
- Attic (bathroom, additional living/sleeping space)
Now to the cost estimate from the construction expert:
1. Roof insulation between rafters + insulation of top floor ceiling (since attic remains unused): 60,000 EUR
2. Replacement of windows + front door: 25,000 EUR
3. Facade: 50,000 EUR
4. Underfloor heating: 25,000 EUR (if keeping the heating system) or 50,000 EUR (with heat pump)
5. Ventilation system: 35,000 EUR
6. Photovoltaic system: 30,000 EUR
7. Basement insulation (from outside including sealing and excavation): 45,000 EUR
8. Renewal of all water pipes: 10,000 EUR
9. Electrical work: 20,000 EUR
10. Bathrooms: 30,000 EUR
11. Painting work: 25,000 EUR
12. Interior work: 10,000 EUR
Total: 390,000 EUR
Originally, we planned the building financing in addition to the bank loan with the KfW promotion "Young buys old" (all requirements are fulfilled) and in combination with KfW 261 aiming at KfW 55 EE, as I had calculated rather between 160,000 and 200,000 EUR with my research. But the estimated costs alone for measures 1 to 7 totaling 295,000 EUR made me feel sick and are financially unfeasible. Or is there anyone among you who could perhaps still give me hope and tell me if there are other solutions to achieve KfW 55 EE? Have I really researched so poorly and believed that I could fulfill homeownership for us as a family of five with 500,000 EUR (house + renovation)?
For measures 8 to 12 totaling 95,000 EUR, I could save a large portion of labor costs for new water pipes and bathrooms (friends in sanitary/heating trade) and implement these with support through own work or with friends.
The construction expert also told me that the house can be brought to a good energetic standard or increase its value if, for example, only measures 1, 2, 4 and measures 8 to 12 are implemented.
What is your opinion on this?
I am attaching floor plans, cross-sections, and building description additionally.
Hi Lawriee
I am currently in the middle of a core renovation of a single-family house with just under 140 sqm.
I also find many things to be overestimated.
But do not underestimate the time and effort of such a renovation.
Your roof with 95 sqm won’t cost 60k. We ourselves have 144 sqm of roof area and pay 60k (the rafters were doubled and 10mm Gutex panels were installed as on-rafter insulation) and we have 7 roof windows (these alone cost 13k).
We paid about 32k for 14 windows and 2 entrance doors.
They are not extremely large windows but in the living room we treated ourselves to venetian blinds with outside guides.
For your semi-detached house, it will certainly be cheaper. Depending on the supplier between 20-25k.
I can't say much about Polish windows. But it would probably be too risky for me since friends of ours have not had a good deal with Polish windows. (Tilt-slide elements are very difficult to open, one window closes badly and they were not happy with the handling either)
The only positive was the price.
I also can hardly imagine that the facade will be that expensive. You only have to do 3 sides. But if insulation is added to the facade, then please enlarge the roof overhang accordingly.
You should talk to your friend about the heating... he will be able to tell you best.
35k for a ventilation system is in my opinion way too much. Install a decentralized system; it will cost you a maximum of 8k.
Photovoltaic system maximum 15k; systems are very cheap at the moment. Depending on how many modules fit on the roof, it will of course become more expensive but I can’t imagine it being over 15k.
You can do the basement ceiling insulation yourself... 5k?
Water pipes, phew, no idea; my sanitary company included that in the bathroom offer.
Electrical work I would say fits. Unless you want smart home and to control everything with your smartphone. Then there is no upper limit.
Bathrooms should also be okay, I think.
Painting work might fit but could also be overestimated.
Interior work – what exactly is meant by that?
So I think the prices are overestimated.
Do you want to keep the floor plan as it is? Otherwise, additional costs for a structural engineer will come.
And don’t underestimate the costs for disposal. That can quickly add up to 10k depending on what has to be disposed of.
Such a renovation will certainly not be cheap.
But 390,000 is overestimated.
I would guess around 300,000 euros and keep some buffer.
If you have questions, feel free to get in touch. We are right in the middle of it.
Best regards